And it seems that market is over-saturated with money , with a lot of investors out there, all at once trying to flip properties , with inventory too low for no economically justified reason), and it could be a matter of time before real estate gets the wake up call and dives down for correction, as stock market did in October through December of the last year.Am I wasting my time trying to get into this business with resources I have?

The plan in motion now is we have trimmed all the fat in the personal finances and are now beginning to bank sufficient cash to float my family so I can then have two or three of these properties at one time to ultimately do one big cash out refi in a portfolio.

Brand tenant saturation levels in the area make a difference as well.

Missoula has too high of a monetary entry point and quite frankly is being over saturated with new construction.

We really don't know if you are reaching a saturated list that's not hungry to sell, if there are too many others mailing the same list, if you're letter turns people off or indifferent, or if you don't touch them with enough frequency. .Is your letter targeted to a given problem or just a generic "I'll buy your house for cash (that I really don't have)". 

Big fat zero since 2016.

Some areas were saturated with STR.

There is a lesson in here with for the bright young men & women who are today being brainwashed on YouTube and other forums to detest and shun higher education and professional 9 - 5 jobs by “gurus” who obviously don’t want too many smart sophisticated people around on this planet so they can sell their generic advice for a fat fee.

Manuel Acuna: I've been guilty of this myself, If you want people to read your post you've got to cut out the fat and keep it short.you look to be giving great advice here.

I put tenants in one of my rentals a couple of weeks ago with 800 ficos, 2+ years on the job & a fat downpayment.